North Road, Ormond Development

North Road, Ormond DevelopmentUrban Context Report Prepared for DEAL CORPORATION David Lock Associates JULY 2016

Urban Context ReportNorth Road, Ormond DevelopmentJuly 2016

David Lock Associates

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Contents

1.0 Introduction ................................................................................................................................................3

2.0 Urban Context ............................................................................................................................................4

3.0 OpportunitiesandConstraints ...................................................................................................................5

4.0 Character ...................................................................................................................................................6

5.0 Public Realm ............................................................................................................................................10

6.0 Neighbouring interfaces ...........................................................................................................................15

7.0 Design principles .......................................................................................................................................17

Urban Context ReportNorth Road, Ormond Development

July 2016


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Figure 1 Site Location

North Road

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1.0 Introduction

This report has been prepared by David Lock Associates (DLA) to inform the development of North Road, Ormond Development.

The purpose of this report is to:

• Documentthekeycharacteristicsofthesiteanditscontextthatshouldinfluenceitsdevelopmentfromanurbandesignperspective;and

• Outline appropriate design principles for the site.

Section 2.0 ofthisreportidentifiestheurbancontextofthesubjectsite.

Section 3.0 analysestheopportunitiesandconstraintsofthesubjectsite.

Section 4.0 documentstherelevantexistingandfuturephysicalcontext,planningpolicycontextanddesignprinciplesinrelationtocharacter.

Section 5.0 documentstherelevantexistingandfuturephysicalcontext,planningpolicycontextanddesignprinciplesinrelationtopublicrealminterface.

Section 6.0documentstherelevantexistingandfuturephysicalcontext,planningpolicycontextanddesignprinciplesinrelationtoneighbouringinterfaces.

Section 7.0 draws together the design principles that should inform the development of the site.



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McKinnonSecondary

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NORTH ROAD

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LEVEL 2, 166 ALBERT ROADSOUTH MELBOURNE VIC 3205t 03 9682 8568 f 03 9682 1221www.dlaaust.com

VALUE CAPTURE SITE AT ORMOND STATION

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Figure 2 Urban Context

2.0 Urban Context


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Subject Site

OpportunitiesThe site is located within Ormond Neighbourhood Centre and sits in the centre of the commercial core, supporting higher density development.

The site benefits from good public transport accessibility, including Ormond Station and buses running along North Road and Katandra Road. It is located in close proximity to two arterial roads, North Road and Grange Road.

The site is the largest within the activity centre.

The site has three street frontages of approximately 50m to North Road and 220m to Newham Grove and Katandra Road.

Properties on North Road are within the Commercial 1 Zone, which supports development for a range of commercial and residential uses.

North Road presents a continuous street wall with zero front and side setbacks and active frontages, supporting similarly intense development.

North Road has an approximately 35m wide road reserve, avoiding the risk of development overwhelming the street.

There is a lack of sensitive uses immediately abutting the site that might constrain its development due to the need to protect existing amenity, except the residential property to the north.

There are supporting uses including a school, childcare and car park along Katandra Road.

There is an opportunity to imporve the visual and physical amenity of the area around the station.

There is an opportunity to better connect the east and west sides of the train line through development and new connections.

There is an opportunity to repair the poor spatial definition of Newham Grove and Katandra Road caused by open car parks on one side of each street.

ConstraintsDevelopment needs to respond to the different characters of North Road, Katandra Road and Newham Grove.

Development needs to avoid unreasonable impacts on the amenity of the surrounding residential properties.

Properties along Newham Grove and Katandra Grove are within the General Residential Zone (GRZ1), limiting their potential intensification.

There is a Heritage overlay west and north of Newham Grove, limiting the likelihood of redevelopment.

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KatandraSchool

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Subject Site

OpportunitiesThe site is located within Ormond Neighbourhood Centre and sits in the centre of the commercial core, supporting higher density development.

The site benefits from good public transport accessibility, including Ormond Station and buses running along North Road and Katandra Road. It is located in close proximity to two arterial roads, North Road and Grange Road.

The site is the largest within the activity centre.

The site has three street frontages of approximately 50m to North Road and 220m to Newham Grove and Katandra Road.

Properties on North Road are within the Commercial 1 Zone, which supports development for a range of commercial and residential uses.

North Road presents a continuous street wall with zero front and side setbacks and active frontages, supporting similarly intense development.

North Road has an approximately 35m wide road reserve, avoiding the risk of development overwhelming the street.

There is a lack of sensitive uses immediately abutting the site that might constrain its development due to the need to protect existing amenity, except the residential property to the north.

There are supporting uses including a school, childcare and car park along Katandra Road.

There is an opportunity to imporve the visual and physical amenity of the area around the station.

There is an opportunity to better connect the east and west sides of the train line through development and new connections.

There is an opportunity to repair the poor spatial definition of Newham Grove and Katandra Road caused by open car parks on one side of each street.

ConstraintsDevelopment needs to respond to the different characters of North Road, Katandra Road and Newham Grove.

Development needs to avoid unreasonable impacts on the amenity of the surrounding residential properties.

Properties along Newham Grove and Katandra Grove are within the General Residential Zone (GRZ1), limiting their potential intensification.

There is a Heritage overlay west and north of Newham Grove, limiting the likelihood of redevelopment.

North Road

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Figure 3 Opportunities and Constraints

3.0 Opportunities and Constraints



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North Road

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Figure 4 Existing Built Form Character

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Katandra Road

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Newham Grove

4.0 Character

ThesubjectsiteislocatedwithintheOrmondNeighbourhoodCentreandhasahigh level of accessibility by public transport and the road and bicycle network.

4.1 Physical ContextNorth Road forms the commercial core of the Ormond Neighbourhood Centre. TheexistingbuiltformcharacteralongNorthRoadonbothsidesofthetrainlineisdominatedby1-2storeyfinegrainmixedusedevelopment,somerecent3-4storey‘infill’apartmentbuildingsandaselectionofcommunityfacilitiessuchasachurchandlearningcentre.Thestreetscapecharacterisdefinedbyacontinuous‘hard-edged’streetwallbuilttothefrontandsideboundaries.

ThepropertiesalongNewhamGrovearetypicallydevelopedwithsinglestoreyhousesonthewestsideandthestationcommutercarparkanda2storeyfitnesscentreontheeastside.

KatandraRoadischaracterisedbyamixofdetachedandmulti-unitresidentialdevelopmentandcommunityusesincludingKatandraSchool,OrmondKinderHavenandacarparkontheeast,andacarparkandabusstoponthewest.ThesouthernendofKatandraRoadhassomecommercialbuildingsfrontingthe street.


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Figure 6 Planning Overlays

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4.2 Policy ContextThere is extensive policy at State and local level that requires new development to respect the character and heritage values of the surrounding area(forexample,seeclauses15,16,21.04and22.07).However,thispolicymustbeconsideredalongsideotherpolicythatsupportsurbanconsolidationandincreasedhousingdensityinthislocation(seeclauses11,16,21.04and22.07).Inparticular,thepolicysupportsincreaseddensityinwell-servicedlocationssuchasOrmondNeighbourhoodCentre.

PlanMelbournerecognisesthepotentialforredevelopmentinprecinctsaround train corridors and where level crossings are to be removed. It plans fortheremovaloftheNorthRoad,Ormondlevelcrossing.

TheMSSseekstofacilitateresidentialdevelopmentinappropriatelocationsincludingactivitycentres,nearpublictransportandservices,keyredevelopmentsitesandotherstrategiclocations(Clauses21.03,21.04and21.06).

Clause22.07identifiesthelocationofhousingdiversityareasinthemunicipality.Itseekstoprovidearangeofhousingtypesincludingmulti-unitdevelopmentsinstrategiclocationsthathavegoodaccesstopublictransport(includingincloseproximitytofixedpublictransport),commercial,communityandinstitutionalservices.Thepolicyseekstoensurethatthedensityofresidentialdevelopmentiscommensuratetothelocation,roleandneighbourhoodcharacterofeachdiversity area.

Thelandat483ANorthRoad&1NewhamGrove,OrmondiszonedPublicUseZone–Transport(PUZ4).Thislandistobeusedforpublicutilityandcommunityservicesandfacilities.ThePUZseekstoprovideforassociatedusesthatareconsistentwiththeintentofthepubliclandreservationorpurpose.

AsmallportionofthesiteiszonedGeneralResidentialZone1,whichseekstoprovideadiversityofhousingtypesandmoderatehousinggrowthinlocationsofferinggoodaccesstoservicesandtransport.ThescheduletotheGRZcontainsamandatorymaximumheightof10.5m,or11.5mwheretheslopeofthenaturalgroundatanycrosssectionwiderthan8metresis2.5degreesormore.

MostpropertiesalongNorthRoadarewithintheCommercial1ZoneorMixedUseZone.SomepropertiesimmediatelywestofthesitearewithintheHeritageOverlay.TheresidentialareaalongNewhamGrove(includingthepropertyimmediatelynorthofthesite)iswithintheHeritageOverlay.TheresidentialareasurroundingthesubjectsiteiswithinGeneralResidentialZone(GRZ1)thatallowsforamaximumheightof3storeys.However,theHeritageOverlayalongNewhamGrovewilllimitdevelopmentopportunitiesandretaintheexistinglow-risebuiltcharacter.

Figure 5 Planning Zones

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Figure 7 Guideline Precincts

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4.3 Design principlesThefollowingdesignprincipleshavebeenpreparedtoidentifyhowdevelopment of the Ormond development site should be designed to strike an appropriatebalancebetweenrespectingtheexistingcharactersurroundingthesite,accommodatinggrowthandcontributingtoalegibleandappealingurban environment.

Thetallestdevelopmentisenvisagedatthesouthern,NorthRoadendofthesite,whichformstheheartofthecommercialspineofthecentrewherepolicydirectsgreatestdensity,wherealandmarkformisappropriatetomarkthelocationofthestation,andwheretheexistingstreetscapecharacter is robust enough to absorb a singular built form departure. However,thiscomeswitharequirementforarchitecturalexcellencegiventheresultingincreaseinprominence.

AlongNewhamGrove,developmentisenvisagedtostepdownto3storeysatthestreet,tocreateanappropriatescalerelationshipwiththelikelyfuturebuilt form scale of 2 storeys on the opposite side (where development is constrainedbytheHeritageOverlay),withadditionalheightsetbacktoensureitisvisuallyrecessivefromwithinthestreet.Oneadditionallevelisconsidered appropriate at the street edge given policy support for greater densityatstations.Thiswillstrikeanappropriatebalancebetweenenablingacontributiontohousingdiversityandurbanconsolidationwithinthesite,inaccordancewithStateandlocalplanningpolicy,andensuringdevelopmentdoesnotoverwhelmtheexistingandlikelyfuturelow-risedevelopmentopposite.

Similarly,developmentisenvisagedtostepdowntowardsKatandraRoad.However,a4-storeystreetfacadeisconsideredappropriategiventhelackofaheritage constraint and the more mixed built form character opposite.

Thenumberofbuiltform‘steps’isencouragedtobeminimisedtoavoidunappealing‘weddingcake’outcomes.

New development is encouraged to create a direct interface between building frontagesandthepedestrianrealmatthesouthernendofthesite,consistentwith its role as part of the commercial part of the centre. Further north along NewhamGroveandKatandraRoad,amodestsetbackisallowedtocontributetotheprivacyofanygroundlevelresidentialaccommodationandallowforoccupiablespacethatwillcontributetostreetintegration.

Objectives:• To contribute to a new built form character in the Ormond Neighbourhood

Centrethathasappropriatescalerelationshipswithsurroundingland.

• To increase density towards the commercial core of the Ormond NeighbourhoodCentreandOrmondStation.

• To reinforce the legibility of the urban environment.

• Toensuredevelopmentclearlydefinesandframesthepublicrealm.

• Toensuredevelopmentcontributestoanattractiveurbanenvironment.

Guidelines: Precinct A

• Thedesignofthetrainstationshouldclearlyexpressitsfunctioninviewsfrom the surrounding public realm.

• AlandmarkbuiltformmaybedevelopedaboveOrmondStation,onNorthRoad,provideditachievesexcellenceinarchitectureandisdesignedtominimise its visual bulk.

• DevelopmentshouldhaveazerosetbackfromtheNorthRoadboundaryexcept to allow for a widening of the public realm.

• DevelopmentmayhaveazerosetbackfromNewhamGroveandKatandraRoad. Setbacks may be provided where they are an extension of the public realm.

Precinct B

• DevelopmentshouldprovideabuiltformtransitionbetweenPrecinctAand Precinct C.

• DevelopmentshouldincorporateverticalarticulationtorespecttheprevailingbuiltformrhythmalongNewhamGroveandKatandraRoad.


Precinct C

• DevelopmentontheeastsideofNewhamGroveshouldhaveastreetfacadenohigherthan3storeys,withanyadditionalheightsetbacksothat it is visually recessive when viewed from the footpath on the opposite sideofthestreet.Itshouldincorporateresidentialuseswithinthelowerlevels.

• Development on the west side of Katandra Road should have a street façadenohigherthan4storeys,withanyadditionalheightsetbacksothat it is visually recessive when viewed from the footpath on the opposite side of the street.

• Building envelopes complying with Figures 8 and 9 will achieve the requirementforupperlevelstobevisuallyrecessive.However,thereareother ways of achieving this.

• DevelopmentshouldincorporateverticalarticulationatlowerlevelstorespecttheprevailingbuiltformrhythmalongNewhamGroveandKatandra Road.


July 2016


8 9

Figure 8 Preferred built form along Newham Grove within Precinct C

Figure 9 Preferred built form along Katandra Road within Precinct C

Need to update

15m Newham Grove

Road Reserve Front Setback Foot-

pathNature

StripFoot-path

On-street car park

Front Setback0-2m

General Residential Zone (GRZ1)

20m Katandra Road

Road Reserve Verge Front SetbackVergeFront Setback

0-2m

General Residential Zone (GRZ1)On-street

car park

• Developmentmayhaveazerostreetsetback,orifthereistobeasetbackit can be up to 2m.

General

• Developmentshouldmaintainacoherentoverallbuiltformcompositionbyminimisingthenumberofelementswithdifferentsetbacks.



10 11

• Kiss‘n’RideinKatandraRoad.

ThisisillustratedinFigure10withindicativelocationsforsupportingretailspace.Figure10alsoindicatesthepotentialforimprovingthepublicrealmbyredevelopingthesouthernendofNewhamGroveasaraisedsharedsurface,slowingtrafficandbetterintegratingthelargerpublicly-accessiblespacewithNorthroadandthesurroundingactivitycentre

TRAIN STATION

ENTRANCE

ENTRANCE

EXISTING COMMERCIAL

EXISTING COMMERCIAL

RETAILRETAIL

NORTH ROAD

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KATA

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INDICATIVE PUBLIC REALM CONCEPT

PUBLICLY ACCESSIBLE

SPACE



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ACTIVE FRONTAGES

5.0 Public Realm

5.1 Physical ContextExisting Public Realm

Theexistingpublicrealmaroundthestationpresentsarelativelypooranddisconnected pedestrian environment. Along North Road this is primarily asaresultofitsbusyandwide(35m)roadreserveandtherailwaycrossing.BuiltformalongNorthRoadpresentsactivegroundfloorfrontageswithinacontinuousstreetwallandawnings,whichcontributetoawell-definedandinvitingpublicrealm.However,thelevelcrossingbreaksthecontinuityofthisbuiltedge,detractingfromthespatialdefinitionandactivationofthepublicrealm.Further,thereisalackofpubliclyaccessiblespaceinthecentre.

NewhamGroveandKatandraRoadhaveapositivelandscapeandpublicrealm character with footpaths and nature strips comprising a mix of canopy andpalmtrees,exceptforthesouthernendofKatandraRoadwhichhasnolandscaping.Bothstreetshaveresidentialfrontagesononesideprovidingpassivesurveillance.However,thecommutercarparksontheothersidedetractfromthedefinitionandactivationofthepublicream.

KatandraRoadprovidesanimportantsharedpathlinkbetweenGlenHuntlyRoadandMurrayRoadwhichisdiscontinuednearthestationduetothecommuter car park.

Historically,thetrainplatformshavebeenaccessedviaanuninvitingunderpassfromNewhamGroveandKatandraRoad,andthemainstationbuildingislocatedonplatform2towardsNewhamGrove.Inadditiontotheuninvitingpedestrianenvironment,thebusstopislocatedatthesouthernendofKatandraRoadwithpooraccesstothetrainstation,resultinginanunsafeandillegibletrain-businterchange.Generally,thereisalackofpublicamenitiesaroundthestationsuchasataxirank,drop-offpointandoutdoorwaitingarea.Thegradeseparationwillprovideanopportunityfordevelopmenttoimprovethequalityofthepublicrealminandaroundthestationarea.

Proposed Public Realm

Itisunderstoodthattheproposedstationdesignfeatures:

• AmainentrancefacingNorthRoadbeyondasmallforecourt,andasecondary entrance facing west intended to be accessed from a larger publiclyaccessiblespaceonNewhamGrove;

• BusstopsinNorthRoadinfrontofthestationandonKatandraRoad;

• AtaxirankinNewhamGrove;and

TRAIN STATION

ENTRANCE

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RETAILRETAIL

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ACTIVE FRONTAGES

Figure 10 Indicative Public Realm Concept


July 2016


10 11

5.2 Policy Context Statepolicyencouragesnewdevelopmenttointegratewiththeexistingbuiltenvironment.Itseekstoprotectandenhancethepublicrealm,andenhancethevisualandsocialexperienceofpedestrians(Clause15).

Statepolicyalsoencourageshighqualityarchitecture,complexity,anddiversityinthebuiltenvironment,andthecreationoflandmarksinappropriatelocations.

TheGuidelinesforHigherDensityResidentialDevelopment(GHDRD)encouragetheorientationofdevelopmentanduseswithinbuildingstoprovide casual surveillance and add visual interest to the street. They also seek toprotectsunlightpenetrationtoimportantpublicspaces.

TheGlenEiraOpenSpaceStrategyseekstoprovideanadditionalSmallLocalopen space in the heart of the centre to complement Oakleigh Road Reserve to the north.

5.3 Design principles Thefollowingdesignprincipleshavebeenpreparedtoidentifyhowdevelopment of the Ormond development site should be designed to contributetothequalityofthepublicrealm.Thisincludesitsconnectivitybyvariousmodes,legibility,safety,vitality,environmentalcomfortandappearance,andtheprovisionofpubliclyaccessiblespace.

Objectives:• To enhance the amenity of the public realm.

• Toensuredevelopmentcontributestothesafety,andvisualandsocialexperience of the public realm.

• Toprovideaninvitingandsafepubliclyaccessiblespaceattheheartoftheneighbourhood centre.

Guidelines:• Development should maintain solar access to the southern footpath of

North Road between 11am and 2pm at the equinoxes.

• Developmentshouldincorporateweatherprotectionforpedestriansalongthe northern side of North Road.

• Developmentshouldprovideactivegroundfloorfrontagestoallstreetsand any publicly accessible open space.

• Developmentshouldavoidunarticulated,blankwallsvisiblefromthepublic realm.

• Whereinactivefrontagesareunavoidable,developmentshouldcontributetotheappearanceandactivationofthepublicrealmthroughmeasuressuchasarticulation,artwork,landscapingandpublicrealminitiatives.

• DevelopmentshouldmaintainclearsightlinestothestationentrancefromNorthRoadandthesouthernendsofNewhamGroveandKatandraRoad.

• Development should provide a publicly accessible space that is on a relativelydirectroutefromNorthRoadtoastationentrance,isclearlyvisible from surrounding streets and has good solar access. The publicly accessiblespaceshouldincorporatehighqualityseating,lighting,landscapingandpartweatherprotection.

• DevelopmentshouldprovideanewpedestrianconnectionbetweenNewhamGroveandKatandraRoadatthenorthernedgeofthesite.

• Primary vehicle access to development should be from Katandra Road. Secondaryvehicleaccessforresidential,wasteandloadingpurposesmaybefromNewhamGrove.

• All car parking should be located and designed to minimise its visibility from the public realm.



12 13

NORTH ROAD

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PRECINCT BPRECINCT C

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Shadow diagrams have been generatedon an estimated urban topography andwill defer in existing conditions.

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Builders/Contractors shall verify job dim

ensions before any job comm

ences. Figured dimensions shall take precedence over scaled w

ork. Work shall also conform

to the specification, other drawings and job

dimensions. All shop draw

ings shall be submitted to the Architect/C

onsultant and manufacture shall not com

mence prior to the return of inspected shop draw

ings signed by the Architect/Consultant. ©

Copyright

2008 All rights reserved

Hayball Pty Ltd4/ 135 Sturt Street SouthbankVictoria Australia 3006T 03 9699 3644 F 03 9699 3708w

ww

.hayball.com.au

NSW Nom

inated Architects:Tom

Jordan 7521,R

ichard Leonard 7522,R

obert Stent 7523,G

eoffrey Ham

mer 5147

ABN 84 006 394 261

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NSW Nom


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Figure 13 Shadow Analysis at 11am at the equinox



void void void


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12 13

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ww

.hayball.com.au

NSW Nom


Jordan 7521,R


obert Stent 7523,G

eoffrey Ham

mer 5147

ABN 84 006 394 261

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PMP001

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SUBJECT SITE

LARGE POTENTIAL REDEVELOPMENT SITE

POTENTIAL REDEVELOPMENT THROUGH SITE AMALGAMATION

LIMITED POTENTIAL REDEVELOPMENT (DUE TO HERTIAGE OVERLAY)

SENSITIVE RESIDENTIAL LAND

SENSITIVE RESIDENTIAL LAND WITH HERITAGE OVERLAY

DIRECT ABUTTAL WITH RESIDENTIAL PROPERTY

COMMUNITY USE

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N O R T H R DK

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W A L S H S T

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PMP001

21 SEPTEMBER 2015

NTS

JOB :

CODE :

DATE :

SCALE :

NEIGHBOURING INTERFACE

LEGEND

SUBJECT SITE

LARGE POTENTIAL REDEVELOPMENT SITE

POTENTIAL REDEVELOPMENT THROUGH SITE AMALGAMATION

LIMITED POTENTIAL REDEVELOPMENT (DUE TO HERTIAGE OVERLAY)

SENSITIVE RESIDENTIAL LAND

SENSITIVE RESIDENTIAL LAND WITH HERITAGE OVERLAY

DIRECT ABUTTAL WITH RESIDENTIAL PROPERTY

COMMUNITY USE

6.0 Neighbouring interfaces

6.1 Physical ContextThesiteonlyhasonedirectabuttalwitharesidentialproperty–thatwith3NewhamGroveatitsnorthernend.DevelopmentofthesitemayalsoinfluencetheamenityoftheresidentialpropertiesacrossNewhamGroveandKatandra Road.

6.2 Policy ContextState policy requires new development to minimise detrimental impact on neighbouringproperties(seeClause15).

The MSS encourages new development to be responsive to its surroundings (Clause21.04).Further,localpolicyatClause22.07providesdesignobjectiveswhichencouragedevelopmenttoachieveabalancedoutcomethatreflectssensitivitytobothsurroundinglandusesandexistingneighbourhoodcharacter whilst providing greater diversity of housing choice.

Inrelationtovisualbulk,Objective2.7oftheGuidelinesforHigherDensityResidentialDevelopment(GHDRD)seeks“Toensurevisualimpactstodwellingsattherearareappropriatetothecontext”.Designsuggestion2.7.1isto“Considerviewsfromdwellingsattherearorsidesofthedevelopment”.

Inrelationtoovershadowing,Objective2.6oftheGHDRDseeks“Toensureareas can develop with equitable access to outlook and sunlight”. Design suggestion2.6.2isto“maintainsunlightanddaylightaccesstoadjoiningprivate open spaces of dwellings in accordance with Clause 55 of Planning Schemes”.

Inrelationtooverlooking,Objective2.9oftheGHDRDseeks“tomaximizeresidentialamenitythroughtheprovisionofviewsandprotectionofprivacywithinthesubjectsiteandonneighbouringproperties”.Designsuggestion2.9.1isto“Locatelivingareas,windowsandprivateopenspacestominimizethepotentialforoverlooking”.

Figure 18 Neighbouring Interfaces



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6.3 Design principles Thefollowingdesignprincipleshavebeenpreparedtoidentifyhowdevelopment of the Ormond development site should be designed to respond appropriatelytoneighbouringproperties.Thisincludesensuringdevelopmentavoidsunreasonableimpactsontheamenityofresidentialproperties.

Objectives:• Tomaintainreasonableamenityinnearbyresidentialproperties.

Guidelines:• Development should maintain solar access to the secluded private open

spaceofnearbyresidentialpropertiesinaccordancewithResCodeStandard B21.

• Developmentshouldavoidunreasonableoverlookingof3NewhamGrovein accordance with ResCode Standard B22.


July 2016


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7.0 Design principles

ThissectiondrawstogetherthedesignprinciplesfortheNorthRoad,OrmondDevelopment.

7.1 CharacterObjectives:• To contribute to a new built form character in the Ormond Neighbourhood

Centrethathasappropriatescalerelationshipswithsurroundingland.

• To increase density towards the commercial core of the Ormond NeighbourhoodCentreandOrmondStation.

• To reinforce the legibility of the urban environment.

• Toensuredevelopmentclearlydefinesandframesthepublicrealm.

• Toensuredevelopmentcontributestoanattractiveurbanenvironment.

Guidelines: Precinct A

• Thedesignofthetrainstationshouldclearlyexpressitsfunctioninviewsfrom the surrounding public realm.

• AlandmarkbuiltformmaybedevelopedaboveOrmondStation,onNorthRoad,provideditachievesexcellenceinarchitectureandisdesignedtominimise its visual bulk.

• DevelopmentshouldhaveazerosetbackfromtheNorthRoadboundaryexcept to allow for a widening of the public realm.

• DevelopmentmayhaveazerosetbackfromNewhamGroveand Katandra Road. Setbacks may be provided where they are an extension of the public realm.

Precinct B

• DevelopmentshouldprovideabuiltformtransitionbetweenPrecinctAand Precinct C.

• DevelopmentshouldincorporateverticalarticulationtorespecttheprevailingbuiltformrhythmalongNewhamGroveandKatandraRoad.


Precinct C

• DevelopmentontheeastsideofNewhamGroveshouldhaveastreet

facadenohigherthan3storeys,withanyadditionalheightsetbacksothatit is visually recessive when viewed from the footpath on the opposite side ofthestreet.Itshouldincorporateresidentialuseswithinthelowerlevels.

• Development on the west side of Katandra Road should have a street façadenohigherthan4storeys,withanyadditionalheightsetbacksothatit is visually recessive when viewed from the footpath on the opposite side of the street.

• Building envelopes complying with Figures 8 and 9 will achieve the requirementforupperlevelstobevisuallyrecessive.However,thereareother ways of achieving this.

• DevelopmentshouldincorporateverticalarticulationatlowerlevelstorespecttheprevailingbuiltformrhythmalongNewhamGroveandKatandra Road.

• Developmentmayhaveazerostreetsetback,orifthereistobeasetbackit can be up to 2m.

General

• Developmentshouldmaintainacoherentoverallbuiltformcompositionbyminimisingthenumberofelementswithdifferentsetbacks.

7.2 Public RealmObjectives:• To enhance the amenity of the public realm.

• Toensuredevelopmentcontributestothesafety,andvisualandsocialexperience of the public realm.

• Toprovideaninvitingandsafepubliclyaccessiblespaceattheheartoftheneighbourhood centre.

Guidelines:• Development should maintain solar access to the southern footpath of

North Road between 11am and 2pm at the equinoxes.

• Developmentshouldincorporateweatherprotectionforpedestriansalongthe northern side of North Road.

• Developmentshouldprovideactivegroundfloorfrontagestoallstreetsand any publicly accessible open space.

• Developmentshouldavoidunarticulated,blankwallsvisiblefromthepublic realm.

• Whereinactivefrontagesareunavoidable,developmentshouldcontributetotheappearanceandactivationofthepublicrealmthroughmeasuressuchasarticulation,artwork,landscapingandpublicrealminitiatives.

• DevelopmentshouldmaintainclearsightlinestothestationentrancefromNorthRoadandthesouthernendsofNewhamGroveandKatandraRoad.

• Development should provide a publicly accessible space that is on a relativelydirectroutefromNorthRoadtoastationentrance,isclearlyvisible from surrounding streets and has good solar access. The publicly accessiblespaceshouldincorporatehighqualityseating,lighting,landscapingandpartweatherprotection.

• DevelopmentshouldprovideanewpedestrianconnectionbetweenNewhamGroveandKatandraRoadatthenorthernedgeofthesite.

• Primary vehicle access to development should be from Katandra Road. Secondaryvehicleaccessforresidential,wasteandloadingpurposesmaybefromNewhamGrove.

• All car parking should be located and designed to minimise its visibility from the public realm.

7.3 Neighbouring InterfaceObjectives:• Tomaintainreasonableamenityinnearbyresidentialproperties.

Guidelines:• Development should maintain solar access to the secluded private open

spaceofnearbyresidentialpropertiesinaccordancewithResCodeStandard B21.

• Developmentshouldavoidunreasonableoverlookingof3NewhamGrovein accordance with ResCode Standard B22.



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Figure 19 Building Envelope Plan

Level 2/166 Albert Road South Melbourne 3205

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